Braehead Lodge Site Braehead, Largymeanoch, Whiting Bay

Planning permission (N/25/00265/PP) has been approved for the erection of a 1.5 storey detached house to replace existing static caravan on site. Additionally, the site has permission to host two static caravans.

Site Location

The site lies within the Largymeanoch housing group, situated at the southern edge of Whiting Bay on the Isle of Arran. It enjoys outstanding views eastward across the sea towards the North Ayrshire coast. Access is via a private track leading from the A841, the main road encircling the island’s southern edge. The surrounding landscape is predominantly rural and coastal, with scattered dwellings and occasional clusters of traditional farm buildings. The site itself is well screened and secluded, bordered by dense hedging and mature trees along the eastern and southern edges, with additional vegetation to the north. Existing access is from the track at the site’s north-east corner. There is no access from the western boundary, which adjoins open farmland and wooded slopes.

The site benefits from an existing caravan which is in an occupiable condition and connected to water, electricity and sewerage.

The site was historically used as a caravan site hosting two caravans.

Proposed New House

The new house is proposed on the footprint of the existing caravans, ensuring minimal disturbance to the surrounding landscape while taking full advantage of the panoramic sea views and solar orientation. Positioned toward the western side of the site, the house will define a clear edge to the Braehead housing group, effectively bridging the space between Braehead Cottage and Braehead Farm.

The design is based on RJA’s signature Barn-style “COP26 House,” reflecting the traditional form of rural Scottish croft buildings. The structure will be a simple, pitched-roof rectangular volume. Internally, the southern half of the ground floor will be open plan, comprising kitchen, dining, and living areas that benefit from expansive views and passive solar gain. The northern half will contain a bedroom and bathroom, with a stair leading to a mezzanine/studio within the roof space. The mezzanine/studio space provides space for a double bed, a work from home office or an additional living area.

The building will be constructed to Passivhaus standards, with a highly insulated timber frame and the use of natural materials wherever possible, aiming for a low or zero carbon footprint over its entire lifecycle.

Given the modular design of the building its layout can be modified to an extent with the potential to reposition the stairway or replace it with a more vertical space saving configuration.

House Elevations and Materials

The external walls and covered terrace area will feature painted or natural Larch cladding, helping the building blend softly with the surrounding landscape. The roof can be finished in either natural slate or corrugated metal, providing a durable and understated aesthetic that complements the rural setting.

Triple glazing will be concentrated on the south and east elevations to maximise both views and solar gain. Glazing will be carefully balanced with solid elements to reduce overheating and maintain energy efficiency. Windows will be timber-framed with aluclad exteriors, featuring a vertical emphasis and narrow panes to reduce the visual mass and create a warm, welcoming interior.

Renewable Energy Strategy

The new home prioritises the use of renewable technologies over fossil fuels. Heating and hot water can be provided by either an Air Source Heat Pump (ASHP) or Ground Source Heat Pump (GSHP), supported by a Mechanical Ventilation and Heat Recovery (MVHR) system that supplies fresh, pre-warmed air throughout the building.

To help offset electricity use, solar photovoltaic (PV) panels may be installed on the roof, pending a viability assessment based on performance and embodied carbon. Provision can also be made for an electric vehicle (EV) charging point and battery storage, further supporting a sustainable, low-carbon lifestyle.

Build Cost

The architect has provided an estimated build cost of £160,000–£170,000. This estimate is based on a basic specification designed to meet building regulation approval. It includes Rockwool and Kingspan insulation, a standard kitchen, and a basic heating/hot water system. The estimated cost makes an allowance for Arran and includes service connections. This figure is based on the approved plans but is however an estimate and subject to a formal costing exercise which is normally prepared in the course of the building warrant process.

The construction period can total approximately two months from site access to completion. Prefabricated panels can be erected in two to three weeks.

Planning Notice, Design Statement & supporting paperwork are available upon request.

Area

Whiting Bay is located on the south-east corner of the Isle of Arran and overlooks the Firth of Clyde, with views toward the southernmost point of Scotland. The village offers a range of amenities including a newsagent, post office, pharmacy, two general food stores, café/bar, restaurant, bistro, hardware store, and a farm shop. There is also a craft outlet and an art gallery, as well as a picturesque 18-hole golf course.

Primary education is available within the village, while secondary schooling is provided at the High School in Lamlash. The surrounding area offers some of Arran’s most scenic walks—not only along the shoreline, but also through forested areas leading to Glenashdale Falls.

The Isle of Arran, covering approximately 167 square miles, is often referred to as “Scotland in miniature” due to its geological division into highland and lowland areas by the Highland Boundary Fault. The island is of particular interest to geologists, as it was the site of significant volcanic activity around 16 million years ago during the Tertiary period.

Arran also has a rich prehistoric heritage, with numerous Neolithic stone circles and standing stones, such as those found at Machrie Moor and the Giants’ Graves above Whiting Bay. The island measures roughly 60 miles in circumference and is renowned for its stunning scenery, offering excellent opportunities for walking, hiking, and both sea and freshwater fishing.

Popular tourist attractions include Arran Aromatics, the Arran Heritage Museum, Lochranza Distillery, and Brodick Castle. The island boasts seven golf courses, with the property at ‘Braehead’ ideally positioned for easy access to Whiting Bay Golf Club.